1761 W American Park Dr · West Valley City, UT 84119

$58,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 41 Days on market

Built 2025 Excellent condition 435 sqft lot $780/mo HOA · 52% of rent ↓ 28% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 2025 mobile home in a highly desirable 55+ community! One resident must be 55+ and the rest of the household must be 18+. This is currently the only brand-new 2025 home available, a rare opportunity to own a completely new home in an established and welcoming community. The home has never been lived in and comes with central air conditioning, modern finishes, covered parking, and a storage shed. Seller is very motivated! Seller is also offering an incredible incentive equivalent to 6 months of free lot rent/HOA payments applied every other month during the first year. Seller financing options may also be available, ask for details! Community approval is required prior to contract

Key facts

• Covered parking
• Storage shed
• Modern finishes

Tags

• CENTRAL AIR CONDITIONING
• MODERN FINISHES
• COVERED PARKING
• STORAGE SHED

Property features AI

Finance

• Other: Landscaping partially maintained; Above-grade finished area approximately 900
• HOA & community: Homeowners association (Brisha Bills); Monthly HOA fee of $780; HOA covers gas, sewer, trash, water, and snow removal; Association provides management and allows pets

Exterior

• Parking: Covered parking; 1 total parking space; 1 covered/carport space (carport included)
• Utilities: Electricity connected; Water connected (culinary); Sewer connected
• Home design: Manufactured home; Built and standing; Multi-family zoning
• Construction: Composition exterior; Asphalt roof
• Exterior features: Covered deck; Awnings

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring; No basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (1.1% below list).
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Redwood School (math 6% / reading 8%, grade F, #583 of 585 statewide, top 100%, 486 students, 77% FRL); West Lake Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 701 students, 73% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 71% FRL vs 45% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 29% district-wide (-16 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.57% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.23×
• Total profit: $-12,492
• Equity at exit: $8,648

10-year hold

• IRR: -65.0%
• Equity multiple: -0.37×
• Total profit: $-22,190
• Equity at exit: $5,015

Cash invested: $16,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$780
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-4

Break-even live

Break-even rent $1,495

Max offer price $57,356

Occupancy floor 95%

Sensitivity live

Price	-10% $36	-5% $16	+0% $-4	+5% $-24	+10% $-45
Rent	-10% $-122	-5% $-63	+0% $-4	+5% $54	+10% $113
Rate	-1.0pp $25	-0.5pp $10	base $-4	+0.5pp $-19	+1.0pp $-35

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	0.36mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	24d	6	0.40mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	3d	13	0.40mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	24d	1	0.51mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.52mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	24d	1	0.65mi
2530 S Parkcrest Dr Unit 3 Salt Lake City, UT	2.0	1.0	850	$1,599	$1.88	24d	1	0.70mi
1801 Parkway Blvd Unit 1821-1 West Valley City, UT	2.0	1.0	842	$1,399	$1.66	15d	1	0.74mi
1821 Parkway Blvd Unit 1 Salt Lake City, UT	2.0	1.0	842	$1,399	$1.66	17d	1	0.74mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	24d	1	0.76mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,400	$1.46	2d	5	0.88mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$1,634	$1.52	24d	1	0.98mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	5d	4	1.02mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	3d	14	1.20mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	24d	1	1.21mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	3d	26	1.25mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$1,624	$1.46	3d	46	1.29mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	4d	100	1.36mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	1.39mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.43mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.43mi
3735 Market St Unit 1 West Valley City, UT	1.0	1.0	540	$1,300	$2.41	24d	1	1.46mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	24d	1	1.48mi

HOA detail

• Monthly dues: $780 · $9,360/yr

Listing history 32 events

1. 2026-06-21
   days on market $58,000 Active 41 DOM
2. 2026-06-18
   days on market $58,000 Active 38 DOM
3. 2026-06-17
   days on market $58,000 Active 37 DOM
4. 2026-06-16
   days on market $58,000 Active 36 DOM
5. 2026-06-15
   days on market $58,000 Active 35 DOM
6. 2026-06-13
   days on market $58,000 Active 33 DOM
7. 2026-06-10
   price $58,000 Active 29 DOM
8. 2026-06-09
   days on market $64,000 Active 29 DOM
9. 2026-06-08
   days on market $64,000 Active 28 DOM
10. 2026-06-07
    days on market $64,000 Active 27 DOM
11. 2026-06-03
    days on market $64,000 Active 23 DOM
12. 2026-06-02
    days on market $64,000 Active 22 DOM
13. 2026-06-01
    days on market $64,000 Active 21 DOM
14. 2026-05-31
    days on market $64,000 Active 20 DOM
15. 2026-05-11
    listed $64,000 Active
16. 2026-04-22
    historical
17. 2026-04-08
    price $59,000
18. 2026-03-17
    price $65,000
19. 2026-02-25
    price $69,977
20. 2026-02-05
    price $69,999
21. 2026-01-28
    price $74,900
22. 2026-01-06
    listed $74,990 Active
23. 2026-01-06
    historical
24. 2025-11-01
    price $74,990
25. 2025-09-30
    price $79,990
26. 2025-08-19
    price $79,999
27. 2025-08-01
    price $81,490
28. 2025-07-25
    price $81,990
29. 2025-07-21
    price $87,000
30. 2025-07-04
    price $88,000
31. 2025-05-23
    price $88,990
32. 2025-05-09
    listed $89,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,869
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$9,360
• − Depreciation: −$1,687
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $54/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 10 photos

Excellent 100/100 None rehab

This brand-new 2025 mobile home in a highly desirable 55+ community is move-in ready with modern finishes and central air conditioning. It offers a great opportunity for investors looking to capitalize on the current market.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value.
• Both Painting exterior and interior walls — Improves curb appeal and interior aesthetics.
• Resale Upgrading appliances — Modernizes the kitchen and adds value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value. ↑
• Both Painting exterior and interior walls — Improves curb appeal and interior aesthetics. ↑
• Resale Upgrading appliances — Modernizes the kitchen and adds value to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

Amenities F Commute A+ Cost of living B Crime D- Employment A- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• Metro: Salt Lake City, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

-28.5% since first listed

18 events — show timeline

• 2026-05-11 Listed $64,000 WFRMLS
• 2026-04-22 Listing Removed — WFRMLS
• 2026-04-08 Price Changed $59,000 WFRMLS
• 2026-03-17 Price Changed $65,000 WFRMLS
• 2026-02-25 Price Changed $69,977 WFRMLS
• 2026-02-05 Price Changed $69,999 WFRMLS
• 2026-01-28 Price Changed $74,900 WFRMLS
• 2026-01-06 Listed $74,990 WFRMLS
• 2026-01-06 Listing Removed — WFRMLS
• 2025-11-01 Price Changed $74,990 WFRMLS
• 2025-09-30 Price Changed $79,990 WFRMLS
• 2025-08-19 Price Changed $79,999 WFRMLS
• 2025-08-01 Price Changed $81,490 WFRMLS
• 2025-07-25 Price Changed $81,990 WFRMLS
• 2025-07-21 Price Changed $87,000 WFRMLS
• 2025-07-04 Price Changed $88,000 WFRMLS
• 2025-05-23 Price Changed $88,990 WFRMLS
• 2025-05-09 Listed $89,500 WFRMLS